307 Pacific St · McKeesport, PA 15132

$45,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 165 Days on market

Built 1963 Fair condition 1,598 sqft lot $47/sqft · 43% below area Est $79k · 43% under

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming two-story home is for a first-time homebuyer or an investor seeking a great home with potential. This 2-bedroom; 1-bath home is in an ideal location with access to bus line.

Key facts

• 1,598 sq ft lot
• 3 parking spots
• Built 1963

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.2% vs local median 10.9% in McKeesport — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#1,089 in PA) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety D, crime F, amenities F.
• Mckeesport Area SD (suburban): math 11% / reading 28% proficiency, ranked #499 of 539 in PA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Founders Hall Middle Sch (math 2% / reading 26%, grade F, #480 of 512 statewide, top 94%, 695 students, 100% FRL); Mckeesport Area Shs (math 22% / reading 30%, grade F, #372 of 437 statewide, top 86%, 1,045 students, 78% FRL) — zoned schools average 89% FRL vs 66% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 150 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 53d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 35% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $45k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.28% ✓
• Cap rate: 19.19%
• Cash-on-cash: 46.07%
• DSCR: 3.05
• GRM: 3.7

CMA / ARV

• ARV (median comp): $78,874
• List price: $45,000
• Delta: -42.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
435 Pacific St	0.11mi	2/1.0	1,024 (+7%)	2mo	$24,000	$23	82
502 Archer St	0.24mi	2/1.0	1,024 (+7%)	6mo	$53,000	$52	72
418 Arctic St	0.15mi	3/1.0 (+1)	1,032 (+8%)	9mo	$90,000	$87	68
1375 Washington Blvd	0.73mi	2/1.0	945 (-2%)	4mo	$93,500	$99	60
505 Manning Ave	0.30mi	2/2.0	1,072 (+12%)	4mo	$168,000	$157	59
2760 Glenny Ln	0.74mi	3/1.0 (+1)	1,008 (+5%)	1mo	$52,000	$52	52
1008 Upston St	0.58mi	2/1.0	888 (-8%)	12mo	$42,000	$47	51
2234 Vermont Ave	0.72mi	3/1.5 (+1)	1,027 (+7%)	2mo	$137,000	$133	46
207 Dersam St	0.75mi	3/1.0 (+1)	875 (-9%)	15mo	$80,000	$91	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.3%
• Equity multiple: 2.59×
• Total profit: $20,038
• Equity at exit: $6,710

10-year hold

• IRR: 43.9%
• Equity multiple: 5.19×
• Total profit: $52,802
• Equity at exit: $3,891

Cash invested: $12,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 14 active · 12 under contract
• Months of supply: 9.3 mo (11%/mo absorbed)
• Median asking: $102,450 ($101/sqft)
• Median days on market: 40 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -18.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 15132

• Home prices YoY: -32.9%
• Active inventory: 150
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,025 high
• Mortgage (P&I): −$236
• Tax from tax record: −$71 /mo · $852/yr
• Insurance: −$19
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $428

Break-even live

Break-even rent $483

Max offer price $45,000

Occupancy floor 53%

Sensitivity live

Price	-10% $454	-5% $441	+0% $428	+5% $415	+10% $403
Rent	-10% $347	-5% $388	+0% $428	+5% $469	+10% $509
Rate	-1.0pp $451	-0.5pp $440	base $428	+0.5pp $417	+1.0pp $405

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $11,250
• Closing costs: $1,350
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
706 Upston St McKeesport, PA	2.0	1.0	898	$1,300	$1.45	17d	1	0.42mi
305 San Juan Dr Apt 1 McKeesport, PA	2.0	1.0	650	$825	$1.27	30d	1	0.70mi
305 San Juan Dr McKeesport, PA	2.0	1.0	650	$899	$1.38	28d	1	0.70mi
319 San Juan Dr McKeesport, PA	2.0	1.0	650	$825	$1.27	28d	1	0.70mi
604 Shaw Ave McKeesport, PA	2.0	1.0–1.5	800	$900	$1.12	61d	3	0.83mi
604 Shaw Ave Unit 101 McKeesport, PA	2.0	1.5	1050	$900	$0.86	63d	1	0.83mi
604 Shaw Ave Unit 102 McKeesport, PA	1.0	1.0	750	$750	$1.00	92d	1	0.83mi
306 Laredo St McKeesport, PA	2.0	1.0	928	$995	$1.07	92d	1	0.99mi
3101 Homestead Duquesne Rd West Mifflin, PA	2.0	1.0	924	$900	$0.97	92d	1	1.06mi
308 Marie St Glassport, PA	2.0	1.0	850	$925	$1.09	66d	1	1.09mi
1744 Highland Ave West Mifflin, PA	2.0	1.0	1100	$1,549	$1.41	53d	1	1.17mi
1205 5th Ave McKeesport, PA	1.0	1.0	593	$1,090	$1.84	92d	1	1.19mi
1101 Evans Ave Unit D McKeesport, PA	1.0	1.0	800	$825	$1.03	17d	1	1.38mi
1101 Evans Ave Unit A McKeesport, PA	1.0	1.0	850	$800	$0.94	28d	1	1.38mi
1133 Maryland Ave Unit 3 Duquesne, PA	2.0	1.0	750	$1,150	$1.53	36d	1	1.40mi

Listing history 50 events

1. 2026-08-08
   days on market $45,000 Active 165 DOM
2. 2026-08-07
   days on market $45,000 Active 164 DOM
3. 2026-08-06
   days on market $45,000 Active 163 DOM
4. 2026-08-05
   days on market $45,000 Active 162 DOM
5. 2026-08-04
   days on market $45,000 Active 161 DOM
6. 2026-08-03
   days on market $45,000 Active 160 DOM
7. 2026-07-31
   days on market $45,000 Active 157 DOM
8. 2026-07-30
   days on market $45,000 Active 155 DOM
9. 2026-07-28
   days on market $45,000 Active 154 DOM
10. 2026-07-26
    days on market $45,000 Active 152 DOM
11. 2026-07-24
    days on market $45,000 Active 150 DOM
12. 2026-07-23
    days on market $45,000 Active 149 DOM
13. 2026-07-22
    days on market $45,000 Active 148 DOM
14. 2026-07-21
    days on market $45,000 Active 147 DOM
15. 2026-07-20
    days on market $45,000 Active 146 DOM
16. 2026-07-18
    days on market $45,000 Active 144 DOM
17. 2026-07-18
    days on market $45,000 Active 143 DOM
18. 2026-07-16
    days on market $45,000 Active 142 DOM
19. 2026-07-15
    days on market $45,000 Active 141 DOM
20. 2026-07-14
    days on market $45,000 Active 140 DOM
21. 2026-07-13
    days on market $45,000 Active 139 DOM
22. 2026-07-13
    days on market $45,000 Active 138 DOM
23. 2026-07-11
    days on market $45,000 Active 137 DOM
24. 2026-07-10
    days on market $45,000 Active 136 DOM
25. 2026-07-09
    days on market $45,000 Active 135 DOM
26. 2026-07-07
    days on market $45,000 Active 133 DOM
27. 2026-07-06
    days on market $45,000 Active 132 DOM
28. 2026-07-05
    days on market $45,000 Active 131 DOM
29. 2026-07-03
    days on market $45,000 Active 129 DOM
30. 2026-07-02
    days on market $45,000 Active 128 DOM
31. 2026-07-01
    days on market $45,000 Active 127 DOM
32. 2026-06-30
    days on market $45,000 Active 126 DOM
33. 2026-06-29
    days on market $45,000 Active 125 DOM
34. 2026-06-28
    days on market $45,000 Active 124 DOM
35. 2026-06-27
    days on market $45,000 Active 123 DOM
36. 2026-06-27
    days on market $45,000 Active 122 DOM
37. 2026-06-25
    days on market $45,000 Active 120 DOM
38. 2026-06-22
    days on market $45,000 Active 118 DOM
39. 2026-06-21
    days on market $45,000 Active 117 DOM
40. 2026-06-18
    days on market $45,000 Active 114 DOM
41. 2026-06-17
    days on market $45,000 Active 113 DOM
42. 2026-06-16
    days on market $45,000 Active 112 DOM
43. 2026-06-15
    days on market $45,000 Active 111 DOM
44. 2026-06-13
    days on market $45,000 Active 109 DOM
45. 2026-06-13
    pricedays on market $45,000 Active 108 DOM
46. 2026-06-09
    days on market $55,000 Active 105 DOM
47. 2026-06-08
    days on market $55,000 Active 104 DOM
48. 2026-06-07
    days on market $55,000 Active 103 DOM
49. 2026-06-03
    days on market $55,000 Active 99 DOM
50. 2026-06-02
    days on market $55,000 Active 98 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $852 · $71/mo
• Projected year-2 tax: $852 · $71/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,296
• − Mortgage interest: −$2,521
• − Property taxes: −$852
• − Insurance: −$891
• − Repairs & maintenance: −$984
• − Management: −$984
• − Depreciation: −$1,309
• Taxable income: $4,755
• Est. tax owed @ 24.0%: −$1,141
• After-tax cash flow: $3,997/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab Est. rehab $24,000–$43,200 screening

This two-story home requires significant repairs and maintenance, including re-roofing, painting, and landscaping. These updates will significantly increase its resale and rental value.

Repairs flagged

• Major roof — Signs of significant wear and tear.
• Major siding — Aging and potential damage.
• Major flooring — Signs of wear and tear.
• Major interior walls/paint — Peeling paint and potential damage.
• Major kitchen cabinets — Potential damage and wear.
• Major bathroom fixtures — Potential damage and wear.
• Major HVAC system — Signs of significant wear and tear.
• Major landscaping — Overgrown and unkempt, detracting from curb appeal.

Value-add opportunities

• Resale Re-roofing — A new roof will significantly improve the home's appearance and increase its resale value. ↑
• Resale Painting the exterior and interior walls — Fresh paint will improve the home's appearance and increase its resale value. ↑
• Both Replacing HVAC system — A new HVAC system will improve comfort and energy efficiency, benefiting both resale and rental value. ↑
• Both Landscaping and trimming overgrown areas — A well-maintained landscape will improve curb appeal and increase both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 20/100

Zoned Schools

Middle Founders Hall Middle Sch F PA #480/512 Nat'l #12,864/14,009 High Mckeesport Area Shs F PA #372/437 Nat'l #12,251/17,239

Schools (NCES district)

• District: Mckeesport Area SD
• NCES district ID: 4214940
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $33,779
• Composite: 15.88/100
• National rank: #9257
• State rank: #499 of 539 in PA

C Composite livability gradescore 66/100

Livability — McKeesport

• Score: 66/100
• State rank: #1089
• US rank: #12321

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety D User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McKeesport, PA
• County: Allegheny County · 1,250,282 people
• City population: 25,010
• Metro: Pittsburgh, PA
• Population (ZIP): 18,898
• Household income: $35,397
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 20% of renters

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Population outlook (Allegheny County) Hauer SSP2

• Today (2025): 1,250,282 people
• By 2030: 1,256,482 · +0.5%
• By 2040: 1,256,318 · +0.5%
• By 2050: 1,244,169 · -0.5%
• By 2075: 1,197,693 · -4.2%
• By 2100: 1,093,187 · -12.6%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 50% Black 35% Two or more races 10% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 5% Serbian 2% Scotch-Irish 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 3%

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Political lean MEDSL · Allegheny

• 2024 margin: Strong D (+20.3) · D 59.7% · R 39.4%
• 2008→2024 swing: +4.8pp toward D · 2008: 15.5pp · 2024: 20.3pp
• All cycles: 2024: D+20.3 2020: D+20.4 2016: D+16.4 2012: D+14.4 2008: D+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.01%
• Current HPI: 145.195
• Rent YoY: —
• Metro: Pittsburgh, PA
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

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Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+266.7% since first listed

3 events — show timeline

• 2026-04-20 Price Changed $55,000 West Penn MLS
• 2026-02-22 Listed $60,000 West Penn MLS
• 2004-06-29 Sold (Public Records) $15,000 Public Records

Property tax history

+6.2%/yr

Latest (2026): $852 · +0.0% YoY. Source: county tax records.